Chapter 15.08
SEISMIC HAZARDS IDENTIFICATION PROGRAM
Sections:
15.08.030 Rating classifications.
15.08.040 Compliance requirements.
15.08.010 Scope and purpose.
In order to comply with Government Code Section 8875 et seq., the city of Highland establishes the “Seismic Hazards Identification Program.”
Excluding exceptions, Government Code Section 8875 et seq. defines a “potentially hazardous building” as any building constructed prior to the adoption of local building codes requiring earthquake resistant design and of unreinforced masonry wall construction (URM). This program is designed to identify potentially hazardous buildings and establish a mitigation process. (Ord. 437 § 2, 2019)
15.08.020 Definitions.
A. “High-risk buildings” shall include any building within the scope of this chapter, other than an essential or hazardous building, having an occupant load of zero occupants or more as determined by Section 1004 “Occupant Load” of the California Building Code. A high-risk building shall not include any building used for its intended purpose, as determined by the building official, for less than 20 hours per week.
B. “Medium-risk buildings” shall include any building within the scope of this chapter, not classified as a high-risk building or an essential service or hazardous building, having an occupant load greater than 20 occupants, as determined by the California Building Code.
C. “Low-risk buildings” shall include any building within the scope of this chapter, other than an essential service or hazardous building, having an occupant load of 20 or less occupants, as determined by the California Building Code. (Ord. 437 § 2, 2019)
15.08.030 Rating classifications.
The rating classifications are hereby established, as described in HMC 15.08.020, and each building within the scope of this chapter shall be placed in one such rating classification by the building official. The total occupant load of the entire building as determined by the current California Building Code shall be used to determine the rating classification.
For the purpose of this chapter, portions of buildings constructed to act independently when resisting seismic forces, and having required exits with independent travel paths, may be placed in separate rating classifications. (Ord. 437 § 2, 2019)
15.08.040 Compliance requirements.
A. Order. The building official shall issue an order as provided in this section to the owner of each building within the scope of this chapter, identifying the rating classification of the building, and indicating the requirements of compliance with this chapter. The order shall be in writing and shall be served upon the person shown on the last assessment roll, and shall also be served upon the person, if any, in apparent charge of control of the building. The order shall specify that the building has been determined by the building official to be within the scope of this chapter and, therefore, may be required to meet the minimum seismic standards of this chapter. The order shall specify the rating classification of the building and shall be accompanied by a copy of this chapter, which sets forth the owner’s alternatives and time limits for compliance.
B. Recordation. At the time the building official serves the order, the building official shall also file with the office of the county recorder a certificate stating that the subject building is within the scope of this chapter and is a potentially earthquake hazardous building. The certificate shall also state the circumstances under which the owner thereof has been or will be ordered to alter or demolish the building if compliance with this chapter has not been demonstrated.
If the building is either demolished, found not to be within the scope of this chapter, or is structurally capable of resisting minimum seismic forces required by this chapter as a result of structural alterations or an analysis, the building official shall file with the office of the county recorder an order terminating the status of the subject building as being classified within the scope of this chapter.
C. The owner of each building designed as a high-risk building shall cause a structural analysis to be made of the building by an engineer or architect licensed by the state of California to practice as such, according to the time limit alternatives set forth below.
1. Proof of Compliance. A structural analysis for the high-risk building, which demonstrates that the building meets the minimum requirements of this chapter, shall be submitted to the city for review and approval no later than 60 days after service of the order or January 1, 1993, whichever occurs later, or as otherwise required by the building official.
2. Compliance Required. A structural analysis and plans for structural alterations of a building to bring it into compliance with the requirements of this chapter shall be submitted to the city for review and approval within 60 days of the service of the order or no later than January 1, 1992, whichever occurs last, or as is otherwise required by the building official.
3. Where structural modifications are required in order to bring the building into compliance with the requirements of this chapter, plans for the proposed modifications shall be submitted to the building official for approval within the time periods set forth herein below, and the owner shall obtain necessary building permits and cause the work to be inspected and approved prior to any reoccupation of the building.
4. Application for demolition of historic building shall be reviewed in accordance with the historic and cultural preservation ordinance.
D. Medium-risk buildings and low-risk buildings shall be subject to the following requirements:
1. Structural analysis of the building, with plans for the proposed modifications to bring the building into compliance with the requirements of this chapter, is required and shall be submitted upon the occurrence of any one of the following:
a. At such time as a building permit is requested for any modification of the structure that will result in an increase of the floor area.
b. Modifications to the structural support elements of the structure are proposed.
c. A change of occupancy to a higher occupant load is requested.
2. Building permits and other authorizations necessary to affect an increase in floor area, modifications to the structural support elements of the structure or a change in occupancy, will not be issued or granted until such time as the structural analysis has been submitted and plans approved for modification with the requirements of this chapter.
E. Time Limits for Compliance. The owner shall, upon service of an order requiring a structural analysis to be made of the building, cause the structural analysis to be made within 60 days of the service of the order, or by January 1, 1993, whichever occurs later. If such analysis concludes that the building complies with the provisions of this chapter and upon receipt of such analysis the building official verifies this information, then the building official shall cause to be recorded a certificate of compliance with the office of the county recorder. If it is determined that the building does not comply with the provisions set forth in this chapter, the owner shall cause the building to be structurally altered to conform to such standards, shall cause the building to be vacated and secured or demolished, or shall withdraw any applications which triggered the requirement for compliance, pursuant to the relevant provisions of this chapter.
A building subject to this chapter may remain occupied while structural improvements required by this chapter are being made, as determined by the building official; and provided, that such construction occurs during the time limits specified in this chapter. The building official may, at his or her discretion, order a building vacated during the period of construction if the continued occupation of the building prior to or during construction would endanger the safety of the occupants.
The structural improvements required by this chapter may be completed in separate construction phases if approved or required by the building official. Phased construction shall only be approved by the building official after review of a complete structural analysis of the entire building, and upon the building official’s determination that the phased construction can be completed without endangering the safety and structural integrity of the remaining portions of the building which may remain occupied.
An owner may vacate a building subject to this chapter at any time. During a one-time continuous vacancy, the time limits for compliance with this chapter as set forth herein below, may be stayed up to a maximum of two years. Upon reoccupancy, the time limits set forth herein shall continue to run from the date the order is served in accordance with this chapter, except that the time limit to commence structural alterations or demolition shall begin to run from the date the building permit is issued.
|
Required Action by Owner: |
|
|
(A) Obtain building permits |
1 year |
|
(B) Commence Construction within |
180 days |
|
(C) Complete Construction within |
3 years |
|
|
|
|
(A) Obtain Building permits |
1 year |
|
(B) Commence Construction within |
180 days |
|
(C) Complete Construction within |
3 years |
F. Historic Buildings. Plans for seismic upgrading of designated historic buildings shall be reviewed by the historic and cultural preservation board. The purpose and intent of the plan review shall be to minimize the effects of seismic strengthening on the exterior appearance of the building. In the case of a qualified historic building, plans showing proposed test and core locations shall be submitted for review and approval by the historic and cultural preservation board in order to minimize the effect on the exterior appearance of the building. Repairs after testing shall match original adjacent existing construction. The design guidelines and the Secretary of the Interior’s standards shall form the basis for the review, with the following requirements:
1. Features of architectural or historic significance shall be retained and reattached, braced or stabilized, as required.
2. In-wall anchors shall be used on historic buildings instead of through-wall anchors, particularly on the primary facades. Through-wall anchors on other facades may be permitted; provided, that their locations and treatments are approved by the historic and cultural preservation board.
3. Closure of historic openings on the principal facade shall not be permitted and shall be discouraged on secondary facades. If closure of such openings on secondary facades is unavoidable, the materials used shall be compatible with the existing exterior materials of the secondary facade wall.
4. Historic parapets shall be braced rather than removed.
5. Historic architectural veneer posing a safety hazard shall be stabilized and reanchored to the building.
G. Enforcement. If the owner of the subject building fails to comply with any order issued by the building official pursuant to this chapter within any of the time limits set forth herein, the building official shall verify that the record owner of the building has been properly served. If the order has been served on the record owner, the building official shall order that the entire building be vacated until such order has been complied with. The building official is hereby designated as the authority charged with the administration and enforcement of this code. (Ord. 437 § 2, 2019)